531 Waterbrook Dr · Mauldin, SC 29607

$199,900

2 bd · 1.5 ba · 1,088 sqft · SingleFamily public records · 77 Days on market

Built 2000 $188/mo HOA · 11% of rent

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +11.7/30.0
• ARV discount +7.5/15.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CAN'T BEAT THE PRICE! EXCELLENT LOCATION, ACCESS TO 1-85, PRICED TO SALE...NICE, CLEAN, COZY..READY FOR NEW HOME OWNERS.

Key facts

• Fresh paint
• New flooring
• New appliances

Tags

• NEW FLOORING
• FRESH PAINT
• UPGRADED BASEBOARD TRIM
• NEW APPLIANCES
• NEW HVAC SYSTEM

Property features AI

Finance

• Other: Community amenities include common areas, lighting and a pool
• HOA & community: Homeowners association present; HOA includes common area insurance, exterior maintenance, lawn maintenance, pest control, street lights, trash service, bylaws and restrictive covenants

Exterior

• Parking: Assigned parking for 2 spaces
• Utilities: Public water; Public sewer; Private garbage pickup
• Home design: 2-story residential property; Built around 2000; Attic and additional storage; Slab foundation
• Construction: Partial brick veneer and vinyl siding exterior; Composition shingle roof
• Exterior features: Patio; In-ground sprinkler system (full yard); Level lot

Interior

• Kitchen: Cooktop (smooth); Electric oven (self-cleaning); Stand-alone smooth-top range; Range hood; Refrigerator
• Bedrooms: Primary bedroom on 2nd level (approx. 13 x 13); Second bedroom approx. 11 x 11
• Flooring: Carpet; Luxury vinyl tile/plank
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced-air heating (natural gas); Central forced cooling (electric); Gas water heater
• Interior features: Attic stairs (disappearing); Ceiling fan; Open floor plan; Smoke detector; Laminate countertops; Pantry closet
• Laundry & utility: Washer connection; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-59 ($-704/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (16.3% below list).
• Recommended offer: $167k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.8% in Mauldin — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 87/100 on livability (#2 in SC, #321 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+.
• Greenville 01 (suburban): math 44% / reading 54% proficiency, ranked #10 of 80 in SC (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mauldin Elementary (math 50% / reading 52%, grade C-, #158 of 597 statewide, top 27%, 990 students, 78% FRL) — zoned schools average 78% FRL vs 42% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.1%/yr); 410 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 5,595 units permitted in Greenville County in 2024 (566 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Greenville County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $84k; list at $200k implies a 139% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,325 (16.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.84% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.26%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.8%
• Equity multiple: 0.27×
• Total profit: $-41,010
• Equity at exit: $29,806

10-year hold

• IRR: -25.1%
• Equity multiple: -0.06×
• Total profit: $-59,375
• Equity at exit: $17,284

Cash invested: $55,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State South Carolina: 90 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 29607

• Rents YoY: -0.1%
• Active inventory: 410
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,673 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$61 /mo · $732/yr
• Insurance: −$83
• HOA: −$188
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $-59

Break-even live

Break-even rent $1,748

Max offer price $189,530

Occupancy floor 99%

Sensitivity live

Price	-10% $54	-5% $-2	+0% $-59	+5% $-115	+10% $-172
Rent	-10% $-191	-5% $-125	+0% $-59	+5% $7	+10% $73
Rate	-1.0pp $42	-0.5pp $-8	base $-59	+0.5pp $-110	+1.0pp $-163

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
612 Graythorn Ln Greenville, SC	2.0	2.5	1250	$1,800	$1.44	3d	1	0.07mi
24 Winteroak Ln Greenville, SC	2.0	2.0	1501	$2,162	$1.44	3d	4	0.36mi
423 W Butler Rd Mauldin, SC	2.0–3.0	1.5–2.5	1335	$1,372	$1.03	3d	7	0.47mi
242 Santorini Way Unit Amaris Mauldin, SC	3.0	2.5	1470	$1,850	$1.26	24d	1	1.25mi
107 Rainbow Cir Mauldin, SC	2.0	2.0	1000	$1,150	$1.15	24d	1	1.40mi
101 McCaw St Mauldin, SC	1.0–3.0	1.0–2.0	1002	$1,600	$1.60	3d	30	1.41mi

HOA detail

• Monthly dues: $188 · $2,256/yr

Listing history 24 events

1. 2026-06-18
   days on market $199,900 Active 77 DOM
2. 2026-06-17
   days on market $199,900 Active 76 DOM
3. 2026-06-16
   days on market $199,900 Active 75 DOM
4. 2026-06-15
   days on market $199,900 Active 74 DOM
5. 2026-06-13
   days on market $199,900 Active 72 DOM
6. 2026-06-13
   days on market $199,900 Active 71 DOM
7. 2026-06-10
   days on market $199,900 Active 69 DOM
8. 2026-06-09
   days on market $199,900 Active 68 DOM
9. 2026-06-08
   days on market $199,900 Active 67 DOM
10. 2026-06-07
    days on market $199,900 Active 66 DOM
11. 2026-06-03
    days on market $199,900 Active 62 DOM
12. 2026-06-03
    days on market $199,900 Active 61 DOM
13. 2026-06-01
    days on market $199,900 Active 60 DOM
14. 2026-05-31
    days on market $199,900 Active 59 DOM
15. 2026-05-22
    price $199,900
16. 2026-04-30
    status Active
17. 2026-04-09
    historical Contingency Contract
18. 2026-04-02
    listed $209,500 Active
19. 2009-09-04
    soldstatus $83,500
20. 2009-08-25
    soldstatus $83,500 121-char remark

    Show marketing remark (121 chars)

    CAN'T BEAT THE PRICE! EXCELLENT LOCATION, ACCESS TO 1-85, PRICED TO SALE...NICE, CLEAN, COZY..READY FOR NEW HOME OWNERS.

21. 2009-07-27
    historical 121-char remark

    Show marketing remark (121 chars)

    CAN'T BEAT THE PRICE! EXCELLENT LOCATION, ACCESS TO 1-85, PRICED TO SALE...NICE, CLEAN, COZY..READY FOR NEW HOME OWNERS.

22. 2009-04-08
    listed $86,900 121-char remark

    Show marketing remark (121 chars)

    CAN'T BEAT THE PRICE! EXCELLENT LOCATION, ACCESS TO 1-85, PRICED TO SALE...NICE, CLEAN, COZY..READY FOR NEW HOME OWNERS.

23. 2008-11-06
    historical
24. 2008-05-05
    listed $92,800

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast SC · Resets to sale price

• Current annual tax: $732 · $61/mo
• Projected year-2 tax: $1,139 · $95/mo
• Expected delta: +$408/yr (+$34/mo · 55.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,079
• − Mortgage interest: −$11,198
• − Property taxes: −$732
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,606
• − Management: −$1,606
• − HOA: −$2,256
• − Depreciation: −$5,815
• Taxable loss: −$4,134
• Est. tax savings @ 24.0%: +$992
• After-tax cash flow: $288/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Greenville 01
• NCES district ID: 4502310
• Math proficiency: 44% ▼ -10.00%
• Reading proficiency: 54% ▼ -2.00%
• Median HH income: $49,596
• Composite: 41.88/100
• National rank: #3370
• State rank: #10 of 80 in SC

Livability — Mauldin

• Score: 87/100
• State rank: #2
• US rank: #321

Category grades

Amenities B- Commute A+ Cost of living A+ Crime B Employment B Housing A+ Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mauldin, SC
• County: Greenville County · 573,815 people
• City population: 14,950
• Metro: Greenville-Anderson, SC
• Population (ZIP): 46,209
• Household income: $74,503
• Rent vs Own: 53.6% rent · 46.4% own
• Severe rent burden: 2001.0

Population outlook (Greenville County) Hauer SSP2

• Today (2025): 574,580 people
• By 2030: 615,615 · +7.1%
• By 2040: 695,373 · +21.0%
• By 2050: 769,367 · +33.9%
• By 2075: 933,296 · +62.4%
• By 2100: 1,029,196 · +79.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 61% Black 26% Hispanic / Latino 6% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 4% Serbian 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Jamaica, China
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 2% Chinese 1%

Political lean MEDSL · Greenville

• 2024 margin: Strong R (+22.2) · D 38.0% · R 60.2% · Other 1.8%
• 2008→2024 swing: +1.7pp toward D · 2008: -23.9pp · 2024: -22.2pp
• All cycles: 2024: R+22.2 2020: R+18.2 2016: R+24.7 2012: R+27.8 2008: R+23.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -270.34%
• Current HPI: 255.9665
• Rent YoY: ▼ -0.07%
• Metro: Greenville-Anderson, SC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

+115.4% since first listed

10 events — show timeline

• 2026-05-22 Price Changed $199,900 Greater Greenville MLS
• 2026-04-30 Relisted — Greater Greenville MLS
• 2026-04-09 Contingent — Greater Greenville MLS
• 2026-04-02 Listed $209,500 Greater Greenville MLS
• 2009-09-04 Sold (Public Records) $83,500 Public Records
• 2009-08-25 Sold (MLS) $83,500 Greater Greenville MLS
• 2009-07-27 Listing Removed — Greater Greenville MLS
• 2009-04-08 Listed $86,900 Greater Greenville MLS
• 2008-11-06 Listing Removed — Greater Greenville MLS
• 2008-05-05 Listed $92,800 Greater Greenville MLS

Property tax history

+0.8%/yr

Latest (2025): $732 · +4.3% YoY. Source: county tax records.